112 W Magnolia St · Ville Platte, LA 70586

$130,000

5 bd · 2.0 ba · 4,092 sqft · SingleFamily · 589 Days on market

Built 1959 0.53 ac lot Est $131k · at est.

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.8/15.0
• 1% rule +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! Large 4 Bedroom 2 bath home ready for a little TLC. Ammenties include, large family room, sunroom, large backyard. Cash only offers.

Key facts

• Large den area
• Formal dining room
• Large staircase

Tags

• ORIGINAL OAK WOOD FLOORS
• LARGE STAIRCASE
• SPACIOUS BEDROOMS
• FORMAL DINING ROOM
• LARGE DEN AREA
• SUNROOM

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-space carport
• Utilities: City gas; Public sewer; Electric service by CLECO
• Home design: Single family residence; City street frontage
• Construction: Composition roof; Other siding
• Exterior features: Chain link fencing; Covered patio/porch

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units; Natural gas heating; Space heater
• Interior features: Varied ceiling heights; Vaulted ceilings; Non-standard counters
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (0.3% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 589 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 589 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $130,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 W Magnolia St	0.00mi	5/2.0	4,092 (0%)	1mo	$130,000	$32	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,447
• Equity at exit: $19,383

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $17,349
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $262

Break-even live

Break-even rent $965

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $336	-5% $299	+0% $262	+5% $225	+10% $188
Rent	-10% $160	-5% $211	+0% $262	+5% $313	+10% $364
Rate	-1.0pp $327	-0.5pp $295	base $262	+0.5pp $228	+1.0pp $194

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-03-10
   status Active
3. 2025-02-12
   price $130,000
4. 2024-07-11
   listed $140,000 Active
5. 2023-08-22
   listed $164,900 Active
6. 2010-07-29
   soldstatus $65,000
7. 2010-07-21
   soldstatus $65,000 148-char remark

   Show marketing remark (148 chars)

   PRICED TO SELL! Large 4 Bedroom 2 bath home ready for a little TLC. Ammenties include, large family room, sunroom, large backyard. Cash only offers.

8. 2010-06-04
   listed $66,900 148-char remark

   Show marketing remark (148 chars)

   PRICED TO SELL! Large 4 Bedroom 2 bath home ready for a little TLC. Ammenties include, large family room, sunroom, large backyard. Cash only offers.

9. 2005-12-02
   listed $95,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $315 · $26/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$400/yr (+$33/mo · 127.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,555
• − Mortgage interest: −$7,282
• − Property taxes: −$315
• − Insurance: −$650
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,782
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,894/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing D+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ville Platte, LA
• Population (ZIP): 18,939

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.91%
• Current HPI: 113.4032
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+36.8% since first listed

9 events — show timeline

• 2026-04-23 Pending — AcadianaMLS
• 2026-03-10 Relisted — AcadianaMLS
• 2025-02-12 Price Changed $130,000 AcadianaMLS
• 2024-07-11 Listed $140,000 AcadianaMLS
• 2023-08-22 Listed $164,900 AcadianaMLS
• 2010-07-29 Sold (Public Records) $65,000 Public Records
• 2010-07-21 Sold (MLS) $65,000 AcadianaMLS
• 2010-06-04 Listed $66,900 AcadianaMLS
• 2005-12-02 Listed $95,000 AcadianaMLS

Property tax history

-4.9%/yr

Latest (2025): $315 · -42.2% YoY. Source: county tax records.